general corridor design guidelines gen-0.0

general corridor design guidelines gen-0.0

facades gen-1.0

GEN-1.1: TRANSPARENCY GEN-1.1.1: WALL OPENINGS In order to create buildings that are visually interesting for passers-by, blank ground floor building walls along El Camino frontage should not extend for more than the length of a traditional storefront (approximately 20-25 feet.) The walls should include openings for doors with glazing or for windows that allow visible access to either the interior of the building or a window display. Intent: DESIGN GUIDELINES CORRIDOR GUIDELINES The intent of the guidelines for facades is to encourage building elements that animate the street and fit in with the general context of their setting while providing visual interest to passers-by. gen-1.1 FACADES GEN-1.1.2: SIDE WALLS Side walls that do not front a side street may be without window or door openings, but should not be left "blank" if directly visible from El Camino. Visible side walls should be attractively finished with a considerate choice of materials and or color, or as a location for a special feature such as a mural. The facade treatment should be continued around the corner of the building for a minimum dimension of an expressed structural or architectural bay. GEN-1.1.3: GLAZING In order to create a visually interesting environment and make interior building space visible to the street, clear glass display windows and entries containing glazing should comprise a minimum of 50% of the ground floor wall area. The use of reflective or dark tinted glass is discouraged, especially at the ground level. For the portion of the facade above the ground floor, glass curtain walls exceeding the width of the structural bays, horizontal ribbon windows and mirrored glass are discouraged. Figure 4.6 Blank walls that create unfriendly environments are discouraged along El Camino. GEN-1.1.4: CHANGES TO EXISTING WINDOWS AND DOORS Changes to older buildings should be made without losing the overall design integrity. Changes to existing window or door openings should consider the overall composition of the building design. When existing openings are closed, finish fill materials should match existing exterior building materials or be covered by a new exterior finish material for the entire building facade. Figure 4.7 Building facades with clear glazing along El Camino Real that are visually interesting are encouraged along El Camino. 79El Camino Real Master Plan SMWM

gen-1.2 FACADES DESIGN GUIDELINES CORRIDOR GUIDELINES GEN-1.2: ORNAMENTATION AND DETAIL GEN-1.2.1: MATERIALS Exterior building material and finishes should convey a sense of integrity, permanence and durability. Building facades that include architectural ornamentation and detail are strongly encouraged. Elements that catch light and create shadows, such as three-dimensional exterior finish materials and detailing, which make the facade more interesting from a moving vehicle and for pedestrians, are encouraged. Figure 4.8 Architectural features such as the ornate cornice, detailed windows and storefront windows above are encouraged. GEN-1.2.2: SUBSIDIARY BUILDING ELEMENTS All facades should consist of high-quality materials, finishes and detailing. To ensure visual interest and appropriate scale, reveals and recesses are encouraged at windows, doors and eaves. To avoid an appearance of false applique, veneers should be returned at least two feet from exterior corners. Material changes should occur at interior corners or major reveals. Compatible building elements such as arcades, awnings, and trellises that add color and texture and provide shade for pedestrians are recommended where appropriate as part of the overall architectural design. Awnings, if used, should not be wider than a single structural bay. Figure 4.9 Newer construction with architectural detailing that breaks down the scale of the building is encouraged. 80El Camino Real Master Plan SMWM

DESIGN GUIDELINES CORRIDOR GUIDELINES gen-1.3 FACADES GEN-1.3: ENTRIES GEN-1.3.1: VISIBILITY In order to provide valuable navigational information when moving along El Camino, at least one customer entry should be directly visible from the street. GEN-1.3.2: RELATIONSHIP TO EL CAMINO Buildings should have storefront entries directly accessible from El Camino Real. Buildings with the main entry on the side should include architectural elements that make the entry visible from El Camino and include a sidewalk from the street to the entry. Ground floor lighting and displays that effectively draw people into the interior space are strongly encouraged. Corner buildings, including those that front both a public sidewalk and a surface parking area, should have corner features which may include entries, architectural features, etc. (This guideline is especially important for buildings located at theme intersections.) Buildings set back from the street edge should provide a pedestrian walkway from the sidewalk on El Camino Real to the entry frontage. Figure 4.10 The prominent entry from the parking lot is directly visible from the street and treated with amenities such as landscaping and outdoor seating. GEN-1.3.3: ARCHITECTURAL EXPRESSION Well-designed buildings can be expressive of their function. In order to express the presence of a building's entrance, the entries should be marked by architectural or other special features that call attention to their location, such as ornamental detailing, projecting overhangs, special lighting, awnings, signage, etc. Figure 4.11 Building elements such as the raised parapet draw attention to the entry of this office building on El Camino Real. 81El Camino Real Master Plan SMWM

gen-1.4 FACADES DESIGN GUIDELINES CORRIDOR GUIDELINES GEN-1.4: FACADE COMPOSITION GEN-1.4.1: TRIPARTITE COMPOSITION Unless an exceptional quality of design and materials can be demonstrated, buildings should have three recognizable elements, a base, a middle, and a top. The design of the base should relate to pedestrians through appropriately scaled building elements. The base should visually support the building and may include features such as thicker walls, special materials (e.g. ceramic tile, granite, masonry or textured treatments), or darker colored materials. Tops should create an attractive profile for the building and may include features such as cornices, roof overhangs, stepped parapets, special textured materials or differently colored materials. Figure 4.11 Architectural detail at the ground floor can relate to pedestrians while upper portions of the facade are intended for auto-oriented signage along El Camino Real. GEN-1.4.2: RHYTHM AND FORM In order to create a more inviting pedestrian environment, buildings facades along public sidewalks and pedestrian walkways, especially at the ground floor level, should be designed to have a rhythm and pattern measured according to human movement and scale. Suggested architectural elements may include but are not limited to expressed structural bays and individual display windows as opposed to continuous glazing. Figure 4.12 Newer development associated with the Hillsdale Shopping Center breaks down the large scale of the complex with individual storefronts. 82El Camino Real Master Plan SMWM

DESIGN GUIDELINES CORRIDOR GUIDELINES gen-1.5 FACADES GEN-1.5: ROOF ARTICULATION AND FORM GEN-1.5.1: FUNCTIONAL INTEGRITY Roofs and architectural elements should have a functional integrity and should not be used primarily to create a "style" or "image." GEN-1.5.2: SCALE Articulation of roof areas is encouraged to minimize the scale of larger buildings. Design options may include but are not limited to vertical elements at corners, modulated heights for distinct building elements, or overhangs that highlight special features. Figure 4.13 Non-functional roofs used solely to create an architectural image are discouraged on El Camino. GEN-1.5.3: PARAPETS Parapets should be provided to hide flat roofs and roof mounted equipment. The parapet can be designed, secondarily, as a decorative element or to provide a location for a sign as long as the design is compatible with the architecture of the entire building. GEN-1.5.4: MATERIALS Roof materials should reflect the character and use of the buildings. Highly reflective or brightly colored roof materials are strongly discouraged. Figure 4.14 Roof articulation can break down the scale of the building as well as express the location of the unique features such as the ground floor cafe at the corner of the building. 83El Camino Real Master Plan SMWM

setbacks gen-2.0

GEN-2.1: SETBACK FOR BUILDINGS LESS TWO STORIES GEN 2.1.1: EFFECTIVE SIDEWALK WIDTH In order to maintain a 10-foot effective sidewalk width along El Camino, buildings less than two stories should be set back from the El Camino property line sufficient to create 10 feet of effective sidewalk width inclusive of the existing width of the public sidewalk (measured from the back-of-curb to the property line). However, if the setback creates a hardship which can be proved by the applicant, the City may mitigate the hardship by reducing the width of the setback. Intent: DESIGN GUIDELINES CORRIDOR GUIDELINES The intent of the setback guidelines is to establish a minimum 10' effective sidewalk area for pedestrians. This setback will improve pedestrian safety along the street, ensure accessibility for disabled pedestrians and facilitate additional landscaping to enhance the streetscape character along El Camino. gen-2.1 SETBACKS GEN 2.1.2: TREE PLANTING WITHIN THE EFFECTIVE SIDEWALK AREA Tree wells with ADA compatible metal grates should be consistently located within the effective sidewalk area adjacent to the buildings. Refer to the Streetscape Plan for recommended tree species within the effective sidewalk. PROPOSED SETBACKS GEN 2.1.3: PEDESTRIAN AMENITIES WITHIN THE EFFECTIVE SIDEWALK AREA At transit stops, pedestrian amenities as listed in the Streetscape Plan such as transit shelters, benches, lighting and trash receptacles should be provided. When such pedestrian amenities are included within the effective sidewalk width area, a minimum 5-foot wide path of travel measured from the back-of-curb shall be kept unobstructed for pedestrian movement. Note: The required ten foot effective sidewalk width is determined by the distance necessary to allow both ADA (Americans with Disabilities Act of 1990) accessibility along El Camino and street trees within the sidewalk area. The ten foot dimension includes a minimum 5 unobstructed path of movement, and a typical 4 ornamental tree grate measured from the back of curb. (Back of curb is the point where the top seam of the curb meets the sidewalk--see diagram). Figure 4.15 Setbacks along El Camino. 87El Camino Real Master Plan SMWM

gen-2.2 SETBACKS DESIGN GUIDELINES CORRIDOR GUIDELINES GEN-2.2: SETBACK FOR BUILDINGS HIGHER THAN TWO STORIES GEN 2.2.1: 10 FT SETBACK FROM PROPERTY LINE Buildings above two stories should be set back 10 feet from property line along El Camino Real. GEN 2.2.2: EFFECTIVE SIDEWALK WIDTH The 10 ft. effective sidewalk width consistent with Gen 2.1.1 - Gen 2.2.3 should be provided along the El Camino Real frontage. Figure 4.16 The introduction of street trees should not encroach upon the 5 ADA path of movement on the sidewalk or require sidewalk extensions to achieve the clearance. GEN 2.2.3: LANDSCAPE TREATMENT IN SETBACK AREAS FOR BUILDINGS OVER TWO STORIES For buildings over two stories, the 10-foot setback from the property line extends beyond the minimum 10-foot effective sidewalk width. This required setback beyond the 10-foot effective sidewalk width should be landscaped in a manner consistent with the project and the landscape treatment adopted by the Streetscape Plan. Areas adjacent to building entries and display windows should be designed predominantly as a hardscape area for gathering and outdoor commercial activity with accent planters, raised beds, benches and/or other types of pedestrian amenities. Figure 4.17 The building setback can be either landscaped or hardscaped adjacent to building entries with pedestrian amenities like transit shelters, benches and mail boxes. 88El Camino Real Master Plan SMWM

DESIGN GUIDELINES CORRIDOR GUIDELINES gen-2.3 SETBACKS GEN-2.3: SETBACK FOR CORNER PROPERTIES GEN 2.3.1: BUILDING FRONTAGE Corners are prime locations for high visibility. Corner buildings, including those that front both a public sidewalk and a surface parking area, should have prominent corner features which may include entries, architectural features, etc. This treatment is especially important for buildings at theme intersections. GEN-2.4: SETBACK FOR PARKING FRONTING EL CAMINO Figure 4.18 The corner of buildings at intersections should not be left blank. Figure 4.19 Building corners should be expressive. 89El Camino Real Master Plan SMWM

gen-2.4 SETBACKS DESIGN GUIDELINES CORRIDOR GUIDELINES GEN 2.4.1: PARKING SETBACKS Setbacks for surface parking lots and parking structures must create both an effective sidewalk width of 10 feet and a required 6 foot landscape setback (per Zoning Ordinance) behind the 10 effective sidewalk. However, if the 6 landscape setback creates a hardship (which can be proved by the applicant), the City may mitigate the hardship by reducing the width of the parking landscape setback. Figure 4.20 Palm trees and small landscaping buffer the pedestrian from the parking lot behind. GEN-2.4.2: LANDSCAPE TREATMENT OF PARKING SETBACK: The 6-foot landscape setback for surface parking areas should be planted with species compatible with the Streetscape Plan to provide a strong visual edge along the street. A low wall at a height convenient for sitting, trellises, and low growing shrubs (max. 24 inches in height) can also provide a very effective way to screen the lower portion of parked cars from the sidewalk. Access between surface parking areas and the public sidewalk should be provided at regular intervals along the parking frontage. Figure 4.21 Locust trees and low landscaping buffer the pedestrian from the parking lot behind. 90El Camino Real Master Plan SMWM

GEN-2.5: BUILD-TO LINE DESIGN GUIDELINES CORRIDOR GUIDELINES gen-2.5 SETBACKS G-2.5.1: PARCELS ALONG EL CAMINO A minimum of 50% of the total property line frontage on El Camino should be occupied by buildings located along the setback line. The building may only be set behind the setback line if the additional setback provides a public amenity such as a wider sidewalk, outdoor seating or outdoor dining, etc. If a building is to be set back beyond the recommended dimension, it is recommended that the setback not exceed 20 feet along El Camino, in order to create a comfortable pedestrian environment. It is recommended that building frontage at the setback line be contiguous, although the individual building facades may be articulated. G-2.5.2: CORNER PARCELS For corner parcels, the building should continue at the side street setback line for a minimum of 50% of property frontage. In the case of shallow parcels, the 50% building frontage requirement may be reduced to accommodate necessary parking access from the side street. Figure 4.22 Buildings should occupy a minimum of 50% of the property frontage. Figure 4.23 A row of buildings located at the setback line helps create a street wall which defines the space of the street. 91El Camino Real Master Plan SMWM

building form gen-3.0

GEN-3.1: MASSING GEN-3.1.1: BUILDING PATTERN Infill buildings should reinforce the strong, established pattern of good building form in the immediate project area as per the District Guidelines. Intent: DESIGN GUIDELINES CORRIDOR GUIDELINES The intent of building form guidelines is to encourage buildings that create a sense of visual interest when viewed from the street and that are responsive to the best features of the surrounding environment, both natural and man-made. gen-3.1 BUILDING FORM GEN-3-1.2: STEPBACKS Buildings taller than two stories should step back above the second story to provide sculpting of the overall form as viewed from the street. GEN-3.1.3: ADDITIONS Additions to existing buildings should be complementary to the original form. Figure 4.24 Upper story building stepbacks allow larger buildings to fit within the scale of lower buildings along El Camino. Figure 4.25 Upper stories that are stepped back decrease the scale of the building when viewed from the street. 95El Camino Real Master Plan SMWM

gen-3.2 BUILDING FORM DESIGN GUIDELINES CORRIDOR GUIDELINES GEN-3.2: BUILDING ARTICULATION GEN-3.2.1: BUILDING COMPOSITION Building mass should be articulated to reflect a human scale, both horizontally and vertically. Such building elements might include, but are not limited to, an articulated corner element, expressed base, middle and top (GEN 1.4.1 Tripartite Composition), inset windows, highlighted entry feature and/or prominent cornice or roofline. GEN-3.2.3: ORIENTATION Buildings should generally be oriented parallel to the El Camino right-of-way. The building facade may be angled, if it creates an opportunity for usable public space and/or enhances the building design. Figure 4.26 Windows, awnings and architectural detailing help to break down the scale of the building for the pedestrian. Figure 4.27 The space created when buildings are angled away from the street should not be unusable or left blank. 96El Camino Real Master Plan SMWM

parking gen-4.0

DESIGN GUIDELINES CORRIDOR GUIDELINES gen-4.2 PARKING GEN-4.1: RELATIONSHIP TO STREET GEN-4.1.1: LIMITATION ON PARKING LOT FRONTAGE Surface parking area, including driveways, should not occupy more than 50% of a property frontage along El Camino. Intent: The intent of parking guidelines is to reduce the visual impact of surface parking areas along the corridor and to encourage more efficient use of private parking resources. GEN-4.1.2: PARKING STRUCTURES Locating parking structures along the street frontage is discouraged. In cases where a project includes rehabilitation of an existing parking structure located adjacent to El Camino, the introduction of ground floor retail space with entry to the street is strongly encouraged. Figure 4.28 The visual impression that parking is the predominant land use along El Camino within the study area should be discouraged. Figure 4.29 New parking structures are discouraged along El Camino. 99El Camino Real Master Plan SMWM

gen-4.3 PARKING DESIGN GUIDELINES CORRIDOR GUIDELINES GEN-4.2: SHARED USE Figure 4.30 Shared parking lots can decrease the amount of land taken up by driveways, thus increasing the potential square footage for buildings or additional parking. GEN-4.2.1: SHARED USE AGREEMENTS Property owners are encouraged to enter into an agreement for the shared use of parking spaces. Where peak demand differs and spaces can be "shared," the required number of spaces could be reduced at the discretion of the City. Where peak demand is effectively the same, the required number of spaces for each property should still be provided, but by agreement, access between parking lots can be "shared" allowing people shopping in one store to remain parked and walk to other stores in the general area. Shared-Use Parking: The current use of the shared use-parking concept is for single owner parcels with a mix of different uses where the peak demand for parking may occur at significantly different periods of the day. Shared use allows a reduction in the overall parking space requirement, as some spaces can be assumed to be "shared" by different uses at different times of the day. An example of a development mix for a shared parking concept would be retail, office and restaurants. Even where peak demand is the same and the required number of spaces cannot be reduced, shared use of adjacent parking lots and driveways by different property owners can be beneficial through shared circulation and access. As a result, often better layouts are possible and more spaces can be created. A shared parking situation will also enable shoppers to walk shorter distances between destinations without being forced to drive. 100El Camino Real Master Plan SMWM

DESIGN GUIDELINES CORRIDOR GUIDELINES gen-4.4 PARKING GEN-4.3: CURB CUTS AND DRIVEWAYS GEN-4.3.1: LIMITED DRIVEWAY ACCESS FROM EL CAMINO New developments should consider minimizing driveways and curb cuts to ensure efficient on-site circulation within the properties and reduce impacts of traffic flow along El Camino Real. Where curb cuts already exist and are the only means of accessing a property, they should be no wider than the minimum allowed width per the approving authority. GEN-4.3.2: SHARED DRIVEWAY AGREEMENTS Where two parking lots abut and it is possible for a curb cut and driveway to serve several properties, owners are strongly encouraged to enter into shared access agreements with deed restrictions such that the shared access is transferred to future owners. Figure 4.31 Numerous curb cuts for individual properties, particularly when they are very near each other can create a dangerous environment on El Camino. GEN-4.3.3: SIDE STREET DRIVEWAY ACCESS Where possible, and where it does not negatively impact adjacent development (such as residential neighborhoods), driveway access to frontage properties should be from intersecting side streets. Figure 4.32 Adjacent parking lots could share a driveway to access their respective parking lots and minimize curb cuts. 101El Camino Real Master Plan SMWM

gen-4.4 PARKING DESIGN GUIDELINES: CORRIDOR GUIDELINES GEN-4.4: PARKING LANDSCAPING GEN-4.4.1: TREE PLANTING Open parking areas should have a 6 landscape buffer along street frontages and adjacent residential areas. At least 10 percent of open parking areas should be landscaped with islands of minimum 5 width be provided after every 10 parking spaces. Lots should have one tree planted for every three parking spaces, not including the street trees within the effective sidewalk. Planting areas should be protected from common vehicular traffic with a six-inch concrete curb. Figure 4.33 A landscaping strip in the center of this parking lot provides visual relief from the cars. GEN-4.4.2: TREE TYPES Tree species should be compatible with the list of recommended sidewalk tree trees in the Streetscape Plan. GEN-4.4.3: SECONDARY PLANTING Ground level landscaping within surface parking areas should be less than 18-24 inches to allow sight lines for vehicular and pedestrian safety. Figure 4.34 Trees and low scale plantings help to break up the large scale of the parking lot. 102El Camino Real Master Plan SMWM

commercial signs gen-5.0

DESIGN GUIDELINES CORRIDOR GUIDELINES gen-5.2 SIGNS GEN-5.1: LOCATION GEN-5.1.1: PRIMARY SIGNS The primary commercial sign should be designed as an integral part of the building and, especially in the case of mounted signs, should not cover or obscure architectural elements. The primary building sign should be limited to the name of the main tenant or the name of the building complex. Lettering, for example, can be integrated into the details of buildings such as along cornices, base treatments and entrances. Signs and lettering should be easily identified, but not detract from architectural features such as windows or expressed structural bays. Sign and lettering materials should be compatible with the building's material and convey a sense of permanence. Intent: The intent of the guidelines on commercial signs is to create a context in which signs are more effective in communicating their messages and create a successful and attractive commercial image for the corridor. GEN-5.1.2: PARKING ENTRY SIGNS Entry signs for parking lots are encouraged to be low profile, set within the landscape setback as to not block sight lines for vehicles entering and exiting parking areas. These monument signs shall be located within close proximity to entry driveways to establish a formal entry and identify building tenants. Typography and graphics for monument signs shall be limited to project/tenant names and identity graphics. Monument signs should consist of individually lit lettering as opposed to internally illuminated box signs. Figure 4.35 The use of parapets can provide a location for the primary building sign. GEN-5.1.3: INDIVIDUAL TENANT SIGNS Multi-tenant buildings shall have a coordinated sign program. All signs within a single development shall have coordinated design placement and fabrication concept as part of a Planned Signing District and architectural review process. Individual tenant signs may be located on individual storefronts, over display windows and at entries and generally should be part of a master sign program for the entire building/complex. These sign elements may include projecting ("fin") signs, awning located signs, or, smaller, surface mounted signs. Painted and placard window signs are allowed such that they do not exceed a maximum of 25% coverage of the glazing and are compatible with the colors and materials of the building. Signs located within windows should be located at the lower portion of the window to allow visibility into the businesses. Figure 4.36 Monument signs near driveways can be used to indicate tenants within larger retail complexes. 105El Camino Real Master Plan SMWM

gen-5.2 SIGNS DESIGN GUIDELINES CORRIDOR GUIDELINES GEN-5.2: SIGN TYPES GEN-5.2.1: MONUMENT SIGNS Monument signs are the preferred sign type for businesses, which have driveway entrances along El Camino. The signs are encouraged to be low profile so they do not block sight lines for vehicles entering and exiting parking areas. The height of monument signs should be limited to 5 feet to allow pedestrians to see over the sign to the building. Monument signs should have architectural features consistent with the building and should not be internally illuminated. Figure 4.37 With the design guidelines encouraging buildings to be located at the street, pole signs are discouraged along the corridor. GEN-5.2.2: PROJECTING SIGNS Projecting signs are strongly encouraged as a secondary sign for use as pedestrian scaled signs and storefronts signs directly adjacent to the street. The design and construction of projecting signs should be integrated with the architecture of the building as to not appear stuck on. Projecting signs should be illuminated by recessed fixtures that are recessed to the greatest extent possible on either side of the sign. Structural supports for projecting signs should either be hidden or designed to be a decorative element. Guy wires are an unacceptable means of stabilizing projecting signs. Projecting signs on ground floor storefronts should not extend more than three feet over the sidewalk and must provide the City's minimum overhead clearance of 8 feet, as identified in Section 25 of the Zoning Ordinance and Caltrans encroachment standards. Figure 4.38 Projecting fin signs are encouraged for the secondary building signs, smaller scaled retail signs and individual tenant signs. GEN-5.2.3: FACE SIGNS Building face signs should not be constructed to look like a box or be painted directly onto the surface of the building. Individual cutout letters or icons mounted directly to the building elevation are encouraged. Face signs are encouraged to conform to the dimension or a structural or architectural bay. Face signs should be limited to the main tenant of a building or the name of the development/complex. 106El Camino Real Master Plan SMWM

DESIGN GUIDELINES: CORRIDOR GUIDELINES gen-5.2 SIGNS GEN-5.2: SIGN TYPES (CONTINUED) GEN-5.2.4: WINDOW SIGNS Signs can be located on the window glazing, but should be limited to 25% of the window area and should be compatible with the colors and materials of the building. Sign boards located in window display areas should be included in the 25% maximum. The preferred location for store hours is on the entry door as opposed to the display windows. GEN-5.2.5: AWNING SIGNS The use of awnings for primary signage is discouraged. If a sign is to be located on an awning, it should be restricted to no more than 25% of the fabric area of the awning. Awning signs are considered more appropriate on the vertical portion, or flap. Signage on the sloped area is difficult to read, and should be limited to graphic images or logos as opposed to words. Figure 4.39 Individually illuminated letters on the building can create a successful primary sign. GEN-5.2.6: POLE SIGNS At present, the zoning ordinance (25.20-4) permits freestanding signs in C and M districts of a maximum size of 40 square feet on lots up to 50 feet in width to a height not to exceed 15 feet, with all signs over 8 feet requiring approval of a Site Plan and Architectural Review. Lots over 50 feet in width are permitted an additional sign area of 0.35 sq. ft/1 ft of frontage to a maximum size of 75 square feet and additional height of 0.1 ft/1 ft. of frontage to a maximum height of 25 feet. In general, new freestanding pole signs are prohibited along El Camino Real. Pole signs have evolved because buildings are setback behind large parking lots along El Camino, making the use of a sign on the building itself very difficult. The intent of the design guidelines is to bring buildings forward with signage on them and glazing to see into the building allowing the buildings to provide the advertising instead of the pole signs. In cases where existing pole signs are proposed to be refaced, it is strongly encouraged that the design be changed to a monument sign. Figure 4.40 Individually cut out letters on a monument sign add a level of detail for pedestrians. 107El Camino Real Master Plan SMWM

gen-5.3 SIGNS DESIGN GUIDELINES: CORRIDOR GUIDELINES GEN-5.3: IMAGERY AND MATERIALS GEN-5.3.1: FABRICATION Sign lettering and graphics should be professionally fabricated and, in most cases, should specify an established, easily readable typeface. Highly ornate typefaces can be difficult to read at a glance and are discouraged unless they are part of a coherent commercial marketing "theme." Figure 4.41 Easily readable typefaces are encouraged. GEN-5.3.2: ICONOGRAPHIC SIGNS Signs that use icons or logos are highly effective in providing instant recognition and are highly recommended for a regional corridor such as El Camino if they fit with the overall building design. GEN-5.3.3: SIGN COLORS The colors of the signage should fit within the overall color palette of the building. Fade resistant colors and materials are encouraged. Fluorescent materials and colors are discouraged. GEN-5.3.4: MAINTENANCE All signs should be kept well maintained. Replacement or removal of deteriorated signs and signs on vacant buildings should be proactively enforced according to the City Zoning Ordinance. Figure 4.42 Commercial signs should not be left in poor condition. 108El Camino Real Master Plan SMWM